The Written Home Inspection Report

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The Written Home Inspection

Report

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Residential Home Inspection Report for

Your Name

Inspection Address: 100 Your Lane, My Township, NC 27540-8441

Construction Year per Wake County Real Estate Record: 1998

Square Footage Area per Wake County Real Estate Property Record: 1,965 sq. ft.

Reason for Inspection: Real Estate Pre-Purchase

Home Inspection and Report Fee: $370.00

Aerial Roof Inspection using a sUAS (drone) & Report Fee: $100.00

Inspection Date: May 18, 2017

Start Time: 1:30 PM Finish Time: 3:55 PM

My House Inspection Inc.

Luis R. Lluberas, NC Home Inspector License Num. 2789

5501 Southern Cross Avenue, Raleigh, NC 27606

(919)859-9468

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This report will detail the findings of the visual examination of the following components and systems of the property as listed unless

otherwise excluded in the sections of the report. This report is in compliance with the Standards of Practice of the North Carolina Home

Inspectors Licensure Board.

All comments and directions made reference to the front of property

Heating System including permanently installed heating system and its controls, chimneys, heat distribution system (fans, pumps, and ducts), and automatic safety controls, but excluding an exhaustive evaluation of the furnace heat exchanger.

Cooling System including normal operating controls and distribution system component.

Plumbing System including interior water supply and distribution components, interior drain wastes and vent system, hot water system, fuel storage and distribution components, and sump pump. Electrical System including service entrance conductor, service equipment, main distribution and auxiliary panels, voltage & amperage rating, a representative number of installed ceiling fans, lighting fixtures, switches, plug-in receptacles, Ground Fault Circuit Interrupters (GFCI), Arc Fault Circuit Interrupters (AFCI), and smoke detectors. Structural Components including foundations, floors, ceilings, walls, columns, and roof. Exterior of the Structure including wall cladding, flashing, trims, entry doors, decks, eaves, steps, driveways, attached garages and door operators, eaves, and representative number of windows. Interior Components include walls, ceiling, floor, steps, and a representative number of fixed/anchored cabinets, and representative number of doors and windows. Built-In Kitchen Appliances including the observation and operation of dishwasher, range, trash compactor, garbage disposal, ventilation equipment, and permanently installed microwave oven. Roofing includes roof covering, roof drainage components, flashing, skylights, roof penetrations, and chimneys.

LEGEND: Serviceable ≡ functioning as intended/expected accounting for wear and tear.

Needs Repairs ≡ do not function properly; or adversely impact the habitability of the property;

or appears to warrant further investigation by a licensed professional in the business

Not Present ≡ at the time of inspection Not Inspected ≡ not inspected or inspection was

limited for a reason (explained).

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TABLE OF CONTENT

SUMMARY OF CONDITIONS ............................................................................. 5

HEATING AND AIR CONDITIONING .............................................................. 7

PLUMBING SYSTEM .......................................................................................... 10

ELECTRICAL SYSTEM ...................................................................................... 15

FOUNDATION AND STRUCTURAL COMPONENTS .................................. 17

EXTERIOR OF STRUCTURE ............................................................................ 18

INTERIOR COMPONENTS ................................................................................ 21

ROOF ...................................................................................................................... 24

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SUMMARY OF CONDITIONS This summary page is not the entire report. The complete report

may contain additional information of interest or concern to you. It

is strongly recommended that you promptly read the complete

report. For information regarding the negotiability of any item in

this report under the real estate purchase contract, contact your

North Carolina real estate agent or an attorney.

HEATING VENTILATION AND AIR CONDITIONING (HVAC) - Noticed insulated air

ducts damaged and separated from distribution metal boxes in the crawl space. Filters on

hallways are in need of replacement. Mechanical chamber of NG fireplace is dirty and in need of

cleaning to prevent accidental ignition of dust and debris. This system of the property needs to

be inspected and repaired by a licensed professional in the business.

PLUMBING SYSTEM – Residence had no potable water supply and system could not be

inspected. There is bacterial growth below the kitchen sink indicating a prolonged water leak

from either drains or water supply. This system of the property needs to be inspected and

repaired by a licensed professional in the business.

ELECTRICAL SYSTEM – Several cover plates are missing screws in living room and dining

room area. Cover plates in hallway are cracked and there is a receptacle missing cover plate

behind master bedroom door. Smoke detector device in hallway was removed. There are no

smoke detector or CO2 devices in bedrooms. This system of the property needs to be

inspected and repaired by a licensed professional in the business.

FOUNDATION AND STRUCTURAL COMPONENTS – There are some crawl space vents

damaged on the rear and sides of property. The hasp of the crawl space access door is broken

preventing proper closure of crawl space. This system of the property needs to be inspected

and repaired by a licensed professional in the business.

EXTERIOR COMPONENTS – Vinyl siding on rear right side and rear of property is

damaged. There is an area of the siding melted on the right side of rear double doors to the deck.

Noted moisture between double panes indicating seals of windows are damaged. Main entrance

door seals are dry-rotted or broken and in need of replacement. There is a void between the

concrete floor and brick veneer on the porch allowing water to enter the foundation below

resulting in efflorescence in the crawl space. The deck’s rear left side handrail is loose and may

result in accidental fall from deck to ground. Automatic garage door operators are not

serviceable. There is vegetation in contact with the cladding. There is a shrub growing behind

vinyl trim on rear right corner of the house. This system of the property needs to be inspected

and repaired by a licensed professional in the business.

INTERIOR COMPONENTS – Noted wood floor trim between living & dining rooms and

between living room & kitchen damaged. Doors to the laundry room closet are missing or

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damaged. There was no anti-tipping device on stove/range appliance. There is a water stain on

the rear right corner of the master bedroom’s walk-in closet. This system of the property

needs to be inspected and repaired by a licensed professional in the business.

ROOF – There are voids between both ends of the on water table on the front of the house and

cladding indicating missing flashing (see photograph on Supplemental Aerial Roof Inspection

Observation Report). There is bacterial growth below the rear right PVC vent in attic indicating

water seepage from roof. The rear right downspout does not reach the ground. All downspouts

are missing splash guards to divert water away from foundation. This system of the property

needs to be inspected and repaired by a licensed professional in the business.

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HEATING AND AIR CONDITIONING Heating Type System Forced Air Furnace

Heating System Energy Source Natural Gas (NG)

Furnace Manufacturer/Model/Serial TRANE®/4YCC3030A1075AA/1002114E9H

Furnace Manufacture Date/Location 1/2010/On Left Side of Property

Air Conditioning Energy Source Electric

Air Conditioning System Type Forced Air

Cooling Manufacturer/Model/Serial/

Location

TRANE®/4YCC3030A1075AA/1002114E9H

Cooling Manufacture Date 1/2010

Distribution Type Flexible Insulated Ducts with Metal

Distribution Boxes

CHECKPOINT CONDITION COMMENTS Air Ducts Needs Repairs Noticed insulated air ducts damaged and

separated from distribution metal boxes

in the crawl space. Condition results in

inefficient cooling/heating of living space

and shall be inspected and repaired by a

professional in the business

Chimney Not Present Premanufactured NG fireplace has no

chimney

Flue Pipes Not Inspected Premanufactured NG fireplace pipes are

not visible for inspection

Heat Temp Check Serviceable Noted system reacting when digital

thermostat setting was changed

Return/Plenum Needs Repairs Filters on hallways are in need of

replacement. Clogged filters results

increases energy consumption and

reduces the HVAC systems’

performance. Recommend filters be

replaced before closing

Inside Fan Needs Repairs Low flow was noted due to insulated

flexible ducts being disconnected from

metal distribution boxes in the crawl

space. A professional in the business

shall inspect, repair, and replace ducts as

necessary followed by properly verifying

flow in living spaces

Condensation Drain Not Present Packaged system on left side of property

does not have a condensate plate/drain as

it is located outside

Outside Fan Serviceable

Coil Fins Not Visible Prepackaged system on exterior has no

visible coils

Thermostat Serviceable Honeywell®. Digital device located on

hallway

HVAC Temp Check Serviceable Noted temperature changes on air flow

when digital thermostat settings were

changed from heating to cooling cycle

and vice-versa

Fireplace Needs Repairs Prepackaged NG on living room.

Mechanical chamber is dirty and in need

of cleaning by a professional in the

business to prevent accidental ignition of

dust and debris

Flexible insulated ducts in crawl

space are damaged, sagging or

loose from hanger straps and/or

separated from the metal

distribution boxes. This condition

results in inefficient use of the

HVAC system preventing proper

conditioning of living spaces of the

property and increase consumption

of energy

NG fireplace mechanical chamber

is dirty and in need of cleaning.

Existing condition may result in

spontaneous ignition of dust and

dirt. It is recommended for the

mechanical chamber to be cleaned

by a professional in the business

before the use of the fireplace

The exterior HVAC system as well

as the NG premanufactured

fireplace exhaust flue shall be

checked and cleaned of dry

vegetative debris prior-and-during

heating season to prevent

spontaneous ignition of dry

vegetative debris accumulated

above device

PLUMBING SYSTEM

Water Supply Piping Copper at meter with limited view under the

delivery points.

Water Distribution Piping This home has a plumbing supply system

that uses polybutylene plastic distribution

lines and compression band fittings. Even

though this plumbing system was installed

in many homes from 1978 until mid-1990, it

is no longer an approved plumbing system

due to a history of material failures. The

failures were related to improper

installation, improper handling, improper

storage, and plastic deterioration due to

chemical reactions with the water supply.

Due to the nature of this latent defect, it was

not possible to adequately assess the

condition of the plumbing system during the

home re-inspection. A licensed plumbing

contractor should be consulted for a

complete evaluation of the plumbing system

to determine the significance of this concern.

Water Heater

Manufacturer/Model/Serial/Location

STATE SELECT®/GS-6-50YBD-S-

200/1319F000291

Water Heater Manufacture

Date/Capacity/Energy Source

May2013/50 US Gal./Natural Gas

Main Water Shutoff Front center of yard along curb and in

lower right wall of coat closet in hallway

Water Meter Location Front center of yard along curb

Water Regulator/Pressure Valve In crawl space

CHECKPOINT CONDITION COMMENTS Vent Pipe system Needs Repairs PVC. Noted water stains in the attic below the

rear PVC vent pipe. This may be an indication

of a worn boot seal on the roof. Condition has

resulted in black bacterial growth on the OSB

sheathing and shall be inspected and repaired


Drains Needs Repairs The water tub of bathroom in hallway drains

slow and secondary bathroom sink drains do

not work as intended indicating possible

clogged drain pipes. Condition shall be

inspected and repaired by a professional in the

business

Water Function Check

(Pressure)

Needs Repairs Water pressure is low when multiple delivery

points (faucets) are opened. Water pressure

valve may need to be adjusted. Recommend a

professional in the business inspect and

perform repairs as necessary

Water Function Check

(Drainage)

Needs Repairs See drain above

Bathroom Fixtures Need Repairs Water faucets on bathrooms leak. Condition

shall be inspected and repaired by a


Kitchen Fixtures Serviceable

Water Heater Serviceable Proper water (hot) temperature noted at

delivery points at the time of inspection

Fixture Connections Needs Repairs The front exterior faucet is missing the knob.

There are multiple leak points in the water

distribution piping in crawl space, Conditions

need be inspected and repaired by a


Laundry Tub/

Whirlpool

Needs Repairs Washer and dryer appliances were present and

connected at the time of re-inspection

[preventing inspection]. Wall pipe termination

does not cover drywall termination and shall

be replaced to protect drywall from accidental

water spray and moisture damage. A laundry

tub is not required for a laundry room in the

first floor

Sump Pump Not Present

Waste Pipe Type/Vent See Vent Pipe system

above

Dishwasher Not Inspected/Needs

Repairs

Appliance is not properly attached/anchored at

the time of re-inspection. Appliance door

could not be latched. Condition may result in

accidental water leakage if operated. Condition

shall be inspected and repaired by a

professional in the business. Once properly

anchored, appliance operation shall be

demonstrated to client prior to closing

Cabinet below kitchen sink has

water stains and bacterial growth.

This is possible indication of a

prolonged water leak from the drain

or water supply. Condition could

not be inspected due to lack of

water supply to the residence during

inspection. Recommend a

professional in the business inspects

and repair condition

There is bacterial growth noted

below the PVC vent in rear of the

attic. Condition is indicative of

water infiltration from the roof

system. It is recommended to have

a professional in the business

inspect conditions and

repair/replace accordingly

Exterior front water faucet is

missing knob making opening and

closing the faucet difficult.

Recommend a professional in the

business inspect and repair as

necessary

Bathroom sinks’ secondary drains do not function as intended and need to be unclogged to

prevent accidental overflow

This home has a plumbing supply

system that uses polybutylene

plastic distribution lines and

compression band fittings. Even

though plumbing system was

installed in many homes from 1978

until mid-1990, it is no longer an

approved plumbing system due to a

history of material failures. The

failures were related to improper

installation, improper handling,

improper storage, and plastic

deterioration due to chemical

reactions with the water supply.

Due to the nature of this latent

defect, it was not possible to

adequately assess the condition of the plumbing system during the home inspection. At the time

of the inspection the following concerns were noted:

1. Current leaks

2. Plastic fittings (deteriorated)

3. Improper support of plumbing lines

4. Poor installation of fitting bands

5. Evidence of past repairs

6. Evidence of past leaks

A licensed plumbing contractor should be consulted for a complete evaluation of the plumbing

system to determine the significance of this concern and to make necessary repairs.

ELECTRICAL SYSTEM Service Entrance Conductor Type Aluminum 4/0

Service Entry Type/Location Underground/Right side of property

Main Panel Location On right rear wall of garage

Subpanel Location(s) Adjacent to Packaged HVAC on left side of

property

Distribution Panel Box Type/Location Cutler-Hammer®/Breakers/On right rear

wall of garage

Main Service Voltage 240

Main Service Amperage 200

Interior Wiring Type Hidden behind terminations and not visible

during inspection

CHECKPOINT CONDITION COMMENTS Service Entrance Serviceable On right side of property

Service Ground & Location Serviceable Noted grounding cable into the

ground and not visible during

inspection. On right side of property

Main Panel Box Serviceable Cutler-Hammer®

Breakers/Fuses Serviceable Breakers. No spare slots available

HVAC Wiring Serviceable Limited view on the left side of the

property and in crawl space

Interior Wiring Serviceable Not visible during inspection due to

finishing and terminations

Kitchen Receptacles Serviceable GFCI protected and tested

Outside Receptacles Serviceable GFCI protected and tested

Interior Receptacles Need Repairs Several cover plates are missing

screws in living room and dining

room area. Cover plates in hallway

are cracked and there is a receptacle

missing cover plate behind master

bedroom door. Condition may be a

hazard and shall be inspected and

repaired by a professional in the

business

Smoke Detectors Needs Repairs Device in hallway was removed.

There are no devices in bedrooms. It

is recommended to have one dual

purpose (smoke-CO2) installed on

each bedroom

Carbon Monoxide Detector Not Present See smoke detectors above

Light Fixtures Need Repairs Could not have ceiling fan in living

room to operate. Garage lights are

inoperable. Several light fixtures are

missing light bulbs or have blown

bulbs needing replacement

Switches Serviceable

Ceiling Fans Needs Repairs Living room device could not be

operated

Door Bell/Ring Needs Repairs Switch on left side of main entrance

door frame. Did not operate as

intended and shall be repaired by a


Arc Fault Interrupter(s) Not Present

Clothes Dryer Connection Not Inspected Appliances present and connected to

receptacle at the time of inspection

prevented inspection

Other Needs Repairs Doorbell could not be operated and

must be inspected and repaired by a


FOUNDATION / STRUCTURAL COMPONENTS Foundation Type Crawl Space

Foundation Construction Method Block & Brick with standard wood frame

and non-structural insulation sheathing

Foundation Observation Method Crawled entire crawl space using a hand

held flashlight. Entered crawl space via door

on left rear side of property

Wall & Floor Structure Frame with manufactured open webbed

trusses, wood girders & OSB subflooring

Ceiling Smooth finished drywall/sheetrock

Other Crawl space access door hasp is broken and

prevents door from latching and securing

the crawl space from pests and moisture

CHECKPOINT CONDITION COMMENTS Foundation Wall Serviceable Noted efflorescence on wall areas below

front porch. This may be indication of

water infiltration via voids between the

concrete floor of the porch and the

exterior brick veneer

Sill Plate/Band Serviceable Wood

Walks Driveways Serviceable Concrete with normal cracks and

deterioration

Chimney Foundation Not Present Premanufactured NG fireplace has no

foundation

Ventilation Needs Repairs There are some plastic vents of the crawl

space that are damaged/broken.

Condition may result in improper cross-

ventilation of the crawl space resulting

in increased moisture. Vents shall be

inspected and repaired by a professional

in the business

Roof Structure Serviceable Wood with nominal lumber dimensions

Floor Joists Serviceable 2nd

floor structure not visible due to

finished ceilings

Vapor Barrier Serviceable

Insulation below floor Serviceable Fiberglass batts. Some coloration noted

near the entrance door most likely due to

not properly latching or securing access

door

Exterior Grade Serviceable

Retaining Walls Not Present

Ceilings Serviceable Smooth finished drywall/sheetrock

EXTERIOR OF STRUCTURE Wall Structure Wood using nominal lumber dimensions

with limited view in the garage and attic

Cladding Vinyl

Entryway Door Material Metal

Garage Door Material Aluminum. Two single vehicle wide doors

Vegetation, grading and drainage with

respect to their effect on the condition of the

structure

Trees and vegetation in contact with

cladding. Ground grading promotes water

flow away from foundation

CHECKPOINT CONDITION COMMENTS Siding Needs Repairs Vinyl siding and trim on rear right

side and rear of property is damaged.

There is an area of the siding melted

on the right side of rear double doors

to the deck. Condition may allow for

water infiltration into the wall cavity

resulting in structural damage or

bacterial growth. Recommend siding

be inspected and repaired by a


Trim Work/Eaves Needs Repairs There are missing sections of the

eaves (soffit) missing on the right

side and rear of the dwelling. Voids

in trim work may allow pests to enter

into the wall cavity. Condition shall



Windows Need Repairs Double pane – single hung aluminum

windows. Noted the interior pane of

the left dining room window broken.

There is moisture between double

panes of all windows indicating seals

of windows are damaged. Condition

results in inefficient insulation of

living areas and possible bacterial

growth between window panes

(glass). Recommend windows be

inspected and repaired or replaced by

a professional in the business

Doors Needs Repairs Main entrance door and door from

living area into garage are metal.

Hollow wood door from living space

to attic. Metal double door with full

glaze (glass) from living areas to rear

deck. Main entrance door seals are

dry-rotted or broken and in need of

replacement. Condition results in

improper insulation or seal when

closed that may allow pests to enter

the living space. Recommend

replacement

Porch Needs Repairs Concrete floor with normal cracks

and deterioration. There is a void

between the concrete floor and brick

veneer resulting in water entering the

foundation below. There is

efflorescence in the crawl space

immediately below the porch. Porch

condition shall be inspected and

repaired by a professional in the

business

Locks Serviceable

Screened-in Porch Not Present

Deck Needs Repairs The rear left side of the handrail is

loose and may result in accidental fall

from deck to ground. Condition shall



Patio Not Present

Steps/Rails Serviceable Brick steps on front with wooden

handrails

Carport Serviceable Concrete driveway with normal

cracks and deterioration

Garage Door Needs Repairs Two single vehicle Aluminum doors.

Doors did not remain opened when

partially raised. Automatic garage

door operators are not serviceable.

Recommend system be inspected and

repaired and/or replaced by a


Other Needs Repairs Double fence gates on rear right side

of property do not swing freely

needing ground under swing be

leveled and cleared. There are

damaged or missing wood fence

sections on rear and left side of

property

There is a section of the soffit vent screen missing on

the right rear side of the property. This condition may

allow rodents and pests to enter and nest in the

structure cavity and/or attic. Recommend section be

installed by a professional in the business

There are sections of the vinyl trim damaged on the

rear right side of the property. The picture also

illustrates how a downspout discharges about three

(3) feet above ground resulting in water being in close

proximity to the foundation. Picture also illustrates a

shrub growing between vinyl trim and cladding.

Unattended, these conditions may result in

deterioration of structural components and settlement

of foundation

There is a section of the soffit vent missing on the

rear left side of structure. This condition may allow

rodents and pests to enter and nest in the structure

cavity and/or attic. Recommend section be installed


There is damage to the vinyl cladding on the rear of

the property

INTERIOR COMPONENTSCHECKPOINT CONDITION COMMENTS

Walls Serviceable Smooth finish. Drywall/sheetrock

Ceilings Needs Repairs Smooth finish. Drywall/sheetrock. There

is a water stain in the rear right corner of

the master closet ceiling which may

indicate water infiltration from the attic.

Condition shall be inspected and repaired


Floor Need Repairs Wood laminate in common areas and

hallway. Vinyl in bathrooms and laundry

closet. Carpet in bedrooms. Inspection of

floor structure limited by floor coverings.

Noted wood trim between living &

dining rooms and between living room &

kitchen damaged. Condition may result in

accidental fall. Recommend replacing

Steps Not Present Single storey dwelling

Railings Not Present There are no steps in a single storey

dwelling

Closets Needs Repairs Doors to the laundry room closet are

missing or damaged preventing the closet

from being separated from hallway.

Recommend a professional in the

business inspects and repairs/replace

accordingly

Doors Need Repairs Hollow wood doors throughout interior

of residence. Most doors are missing

stoppers or rubber caps to stoppers.

Condition results in doors contacting

walls and damaging termination.

Recommend stoppers be installed by a

professional in the business. Master

bedroom door is missing strike plate

resulting in improper closure and damage

to the door frame. Recommend a strike

plate be installed

Windows Need Repairs See Exterior Of Structure section

Cabinets Needs Repairs Wood. Noted water stains and bacterial

growth under kitchen sink indicating a

prolonged water leak. As there was no

water supply to the residence during

inspection, it is recommended to have a

professional review conditions and repair

as necessary

Countertops Serviceable Formica®

Locks Serviceable Representative sample inspected and

tested

Bathroom Exhaust Fans Serviceable Present in both bathrooms

Water Heater Closet Not Present NG water heater located in garage and

properly protected against accidental

vehicular contact

BUILT-IN KITCHEN APPLIANCES Dishwasher Not Inspected There was no water supply to the

residence at the time of inspection.

Efficiency of cleanliness of dishwater

not determined.

Range Needs Repairs Electric. There was no anti-tipping

device on appliance. Condition may

result in accidental tipping of range

causing severe burns or death.

Recommend anti-tipping device be

installed by a professional in the

business

Fan/Hood Serviceable

Oven Serviceable

Garbage Compactor Not Present

Food Disposal Serviceable

Microwave Needs Repairs The door handle is broken. Light

switch does not work properly

*the presence of a refrigerator prevented the inspection of floor and wall areas under/behind the appliance in the kitchen.

There is a water stain in the rear right corner of the

master bedroom walk-in closet. This may be an

indication of some water infiltration from the attic.

Recommend condition be inspected and repaired by a


The main door trim is damaged, cracked or frail.

Damaged weather seal prevents proper insulation and

separation of living space from exterior resulting in

added energy usage and possible entry points for

rodents and pests. It is recommended for the weather

seal of the main entrance door be replaced by a


The laminate floor edge between the living and dining

room as well as between the kitchen and foyer is

damaged. This may result in a tripping hazard and

shall be inspected and repaired by a professional in

the business

The wood laminate floor in the pantry closet is

improperly terminated. This condition may result in

water moisture entering the subfloor and damaging

the structural component of the dwelling. It is advised

to have a professional in the business review and

repair conditions

The strike plate of the master bedroom door is

missing from the door frame. This condition prevents

proper latching of door and results in additional

damaging of the door frame. Recommend a strike

plate be installed by a professional in the business

ROOF

(See Supplemental Aerial Roof Inspection Observation Report)

Roof Type Gable

Roofing Material Asphalt Shingles

Roofing Layers One (1)

Gutter and Downspout Type Aluminum

Attic Ventilation Type Soffit, Gable, and Ridge

Roof Observation Method Using sUAS (i.e. drone)

Roof Structure Built-in wood using nominal dimension

lumber supporting non-structural OSB

sheathing

Ceiling Structure Built-in wood using nominal dimension

lumber

Attic Insulation None Visible

Attic Access Method Via stairs from hallway

CHECKPOINT CONDITION COMMENTS Shingles Serviceable Asphalt

Flashing/Joints Need Repairs There are voids on both ends of the

water table on the front of the house

and cladding indicating missing

flashing (see photograph on Aerial

Report). There is indication of water

infiltration in the attic as a result of

condition. Recommend a professional

in the business inspects and repair as

necessary

Vent Pipe Need Repairs PVC. There is bacterial growth below

the rear right vent indicating water

seepage from roof. Condition shall be

inspected and repaired by a


Chimney Not Present Premanufactured NG fireplace has no

chimney

Drainage System (Gutters and

Downspouts Conditions)

Need Repairs Aluminum. The rear right downspout

does not reach the ground. All

downspouts are missing splash guards

to divert water away from foundation.

Condition results in water to come

into contact with foundation and may

result in differential settlement.

Recommend installing splash guards

Attic Insulation/Type Not Present

Attic Ventilation Need Repairs There are sections of the soffit vents

missing on the rear left and right

sides of the structure that may result

in pests entering the structure and

nesting. Recommend feature of

residence be inspected and repaired


Joists/Rafter/Truss Serviceable

Sheathing Serviceable Non-structural OSB

Skylights Not Present

*the effectiveness of the gutter downspout into the ground could not be verified as termination is

underground and discharge unknown.

Downspouts are missing splashguards to channel

water away from foundation. Water in close

proximity to the foundation may result in differential

settlement and structural damage. Recommend

installing splash guards on all downspouts

5501 Southern Cross Avenue Raleigh, NC 27606

My House Inspection, Inc. …for your peace of mind.

Supplemental Aerial Roof

Inspection Observations

To: BID 12-2018007 SAMPLE

From: Luis R. Lluberas, NC Home Inspector License Number 2789.

Remote Pilot License Number 4038810

Date: December 15, 2017

Re: Supplemental Aerial Roof Observations for 100 Your Lane, Holly

Springs, NC 27540-8441

Congratulations in having an aerial inspection of the roof system as part of your

home inspection!

The aerial roof inspection was performed utilizing a small Unmanned Aircraft

System (i.e. sUAS, a drone). The aerial inspection allows the Inspector to review

roof areas in close proximity and view roof zones that otherwise were not visible

from the ground during the residential home inspection conducted on December 15,

2017.

The aerial inspection and written report supplements the home inspection at an

additional fee of $100.00. You can mail payment to the address above using a

personal check or money order made payable to My House Inspection, Inc. in the

self-addressed stamped envelope included with your reports.

BACKGROUND:

The Standards Of Practice of the North Carolina Home Inspectors Licensure Board

(NCHILB) does not require a Licensed Home Inspector to climb or walk on a roof

during inspection (Section .1108). This may be a precautionary measure leaving

Inspectors to decide if they should climb/walk on a roof based on field, skills, and

safety considerations. However, the NCHILB requires the Inspector to record in the

written inspection report provided to the client the roof observation method and any

obstructed views impeding inspection.

Typically, the My House Inspection, Inc. uses binoculars from the ground as the

roof observation method and the limited view any second floor window (or dormer)

may provide to inspect the roof system. Any area(s) not visible to the Inspector

during the inspection are detailed in the ROOF section of the home inspection’s

written report provided to the client.

An aerial roof inspection using a sUAS provides the Home Inspector a vantage and

unobstructed view of all roof areas of a property that otherwise may not be visible

or physically accessible during the home inspection. All aerial roofing observations

resulting from the aerial inspection are validated and complemented with a detailed

review of the roof sheathing and other conditions in the property’s attic at the time

of the inspection.

My House Inspection,

Inc. uses a

Phantom4Pro™ small

Unmanned Aircraft

System for the aerial

inspection. The sUAS was

flown around-and-above

the property at

approximately 50-65ft.

above ground and in close

proximity to the roof of

the property being

inspected. Several digital

photographs were taken of

key features of the roof

including ridge, valleys,

flashings, vents and vent

boots, and other roof

penetrations. These digital

photographs are

subsequently enhanced in

a computer allowing the

Inspector to review roof

conditions of the property

more accurately.

During the aerial review,

the Inspector flew the

sUAS in close proximity to the residence roof and utilized the 20mp image sensor

of the sUAS to review asphalt shingle conditions paying attention to any of the

conditions illustrated in the illustration entitled Worn Asphalt Shingles above.

This Supplemental Aerial Roof report summarizes the roof observations resulting

from the use of a sUAS at the time of the home inspection.

OBSERVATIONS/FINDINGS:

Close observations of the asphalt shingles in roof valleys, and ridge, did not alert the

Inspector of any asphalt shingle conditions of concern illustrated in R048 above at

the time of the aerial inspection. In summary, there was no indication of roof

shingles curling, cracked, split or broken at the time of the inspection. In addition,

the aerial photography did not reveal any clawing, cupping, and curling of shingles.

Upon close review of the PVC vent pipe on the rear right side of the roof, the

Inspector noted calking applied to the flashing screws and pipe penetration thru-

rubber boot. All other vent penetrations were noted without any sealant/caulking

applications.

Figure 1: Front Aerial View of 100 Highland Springs Lane

Figure 2: Aerial View of PVC Vent Pipe with Visible Sealant/Caulking Application

The aerial survey of the vent and attic inspection may indicate that the source of

water stains and

bacterial growth on the

OSB sheathing in the

attic below the vent pipe

may be the result of

damaged or worn boot

or flashing. The dark

color of the bacterial

growth in the attic is an

indication that previous

attempt(s) to stop this

water seepage using

sealants and/or caulking

has failed.

There is a void between the cladding and the

roof system on both ends of the front ‘water-

table’. This is an indication of missing

flashing. Further review of attic conditions

below the corners of the ‘water-table’ show

water stains. This is indicative that when the

right directional rain is experienced, water

enters the attic.

RECOMMENDATIONS:

A professional in the business is

recommended to review conditions and

repair or replace vent boots and flashings as

necessary. Due to the age of the property, it

is advised to replace all thru-roof rubber

boots as others may fail soon.

Any questions or comments about the report and photographs, please feel free to

contact me electronically at [email protected] or calling me at 919-

859-9468.

Figure 4: Missing Flashing on Front 'Water-Table'

Figure 3: OSB Stains in Attic below Vent Pipe

Home Owner’s Useful References

NC Home Inspectors Licensure Board

http://www.ncdoi.com/OSFM/Engineering_and_Codes/HILB.aspx

NC Home Inspector’s Standards of Practice

http://www.ncdoi.com/OSFM/Engineering_and_Codes/Documents/HILT_Documen

ts/Standards%20of%20Practice%20eff%202014-2-

1%20SECTION%208.1100%20excerpt.pdf

Building Intelligence Center www.buildingcenter.org/

Resource to determine the date of manufacture or age of HVAC and/or water heater

equipment

The NC Radon Program www.ncdhhs.gov & www.ncradon.org

Chimney Safety Institute of America www.csia.org

Recall Products at the US Consumer Products Safety Commission Web Page

www.cpsc.gov/

US Environmental Protection Agency information regarding Asbestos and Mold

http://www2.epa.gov/asbestos

http://www.epa.gov/mold

National Flood Insurance Program https://www.floodsmart.gov/floodsmart/

NC Flood Maps http://www.ncfloodmaps.com/

National Association of Home Builders http://www.nahb.org

US Department of Energy http://www.energy.gov

US Department of Energy, Understanding Different Types of Insulation Materials

http://energy.gov/energysaver/articles/types-insulation